The truth about a complex built for veterans and the middle class and how it has evolved through the years to become one of the more interesting and controversial of New York stories.

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Thursday, April 12, 2012

What Zoning Regulations?

From the April 12 issue of TOWN & VILLAGE, Sabina Mallot reporting:

"Although the issue of zoning for commercial activity in the Oval at Stuyvesant Town was hotly debated as the weekly greenmarket concluded its business for the season last fall, the market is scheduled to return this spring.

"Farmers who spoke with Town and Village this week said they expect to return to their tents in the complex and a spokesperson for CW Capital confirmed that the market would be returning, and in the same area."

Read more in this week's issue of T&V. The newspaper tried to get a comment from Amanda Burden, the Director of the Department of City Planning (whose review--"advisory opinion"--stated that the Farmers Market, as well as food trucks, were not zoned for use at their usual spots on the Oval), but the phone call was not returned. Dan Garodnick, who offered to work with CW Capital and management to find an appropriately zoned place for the Farmers Market, was not approached for a comment apparently; neither was the Tenants Association.

The market will open earlier than usual it seems, beginning May 6 and continuing till November 18th.

UPDATE: Well, this is going to be the excuse (or the legal reasoning): The Farmers Market can be in the Oval, as long as it's an "accessory use" for residents and their guests. If it's promoted for outsiders to come in, or if outsiders use it, one could say the Farmers Market is not zoned for that use. So, I guess the powers that be can put in a bowling alley in the middle of the Oval, and as long as only residents and their guests would be able to use it, at the exclusion of outsiders, everything would be okay. Now I understand how zoning regulations work.

ANOTHER UPDATE: Just gettin' the word out to Stuy Town residents and their guests. Don't forget, we live in Manhattan....

ANOTHER UPDATE!: There's been some confusion about what Amanda Burden, director of the Department of City Planning, wrote in her response to Dan Garodnick's query about commercial activities and zoning in Stuyvesant Town. Here is a link to the Tenants Association post on this issue, which itself has link to her letter. On a side note, I may have made this mistake as well as others, but the Department of Buildings did not make an initial ruling on this. Garodnick was supposed to follow up his letter to Burden with a similar one to the Buildings Department, but a response has yet to be made public. Based on my query today to Gardonick's office, the "accessory use" concept may have come from communication with this department.

26 comments:

Anonymous
said...

The ball being in Goradnick's hands means that nothing will be done. He's off to the races now in his bid to become Comptroller (not that he will get my vote) and our issues are out of his little head. I guess the "ownership" issue has died a natural death. Nobody in their right mind would buy into this dorm/sewer which is being run into the ground by CW and Rose. I wonder who will eventually buy the complex and complete the mayhem started by Met/Rose/TS/NYU/Rose/CW?

Right minded residents of ST/PCV are screwed. It's outrageous to claim accessory use in a publicly accessible area. Management simply uses whatever status suits their needs, and it's now obvious that the local politicians are totally powerless and without any balls whatsoever.

Great, the market is one of the best aspects here. I wish it were here every day of the week. And hope the food trucks come back as well. Your opinion is very much in the minority as these things enhance life here and really do help people since there is no supermarket nearby that offers decent produce that's local and reasonably priced (don't even think about saying Associated).

But, of course, you are ignoring that fact that no one has said they are AGAINST the Farmers Market, just the location. I myself wouldn't even mind the location if it weren't for the dismal look of the grounds the six days out of the week when the Farmers Market isn't there. No one can honestly say that the dirt area there, used chiefly for dogs urinating and dumping, looks well. It's a real eyesore.

I always go to the Farmers Market at Union Square. 1000% better than the tawdry crew that sets up shop here on Sundays. No dogs pissing and shitting around the produce and there's much more variety and the stuff is fresher.

The student issue will get much worse if we do not turn coop or condo, they will have many more opportunities to rent. If we were a coop we could put and end to it. But the issue of turning has seemed to dampen, sadly

I'm not sure that one can legally put an end to students renting here. Remember, that even if we do go co-op or condo, a large chunk of the apartments (if not a majority of them) will still remain as rentals. With the explosion in the population of students in Manhattan, particularly in our area, close to NYU, students become the prime body as potential renters--students who are will to pay the amount of rent needed by being packed into apartments with pressurized walls.

On a completely unrelated topic but one of extreme importance to all of us, on Monday April 16 the US Supreme Court is expected to announce whether it will grant cert. (meaning hear the case) brought by a small landlord on the Upper West Side which claims that the NY rent stabilization laws are unconstitutional. Lower courts threw out the case, but to the surprise of the city and housing advocates, the Court asked for briefs defending the law in response to the brief submitted by the landlord. This means that at least some of the Justices have an interest in the issue. It takes only 4 of the 9 justices to grant cert. If cert is granted the case will be heard in the Supreme court year beginning Oct 2012 and will , of course, require a majority vote to overturn the lower court decisions and rule in favor of the landlord.

I can't help but wonder if all this packing in of students into apartments with pressurized walls is possibly a violation of the rent stabilization laws. It seems that every apartment that becomes vacant gets "renovated" and rented to students which means it is taken out of the RS stock. Also, aren't there some laws concerning how many unrelated people can be packed into one apartment? I feel sure that no matter what laws are or are not being violated, nothing will change while Bloomberg and his cronies are in office. It's like living under a corrupt dictatorship! Tammany redux!

Most of the farmers at our market are also at US on Saturday. Except the lamb/pork farmer, they are new. They are all generally great--it isn't clear that it's commercial activity--it's more of a special event.

"Word is there are no pressurized walls in Stuy Town/PCV, just real walls. If you are surprised, so was I. Consider the implications."

STR, they lie. They lie through their rotten degenerate teeth. We see pressure wall company vans all over the property at the end of/beginning of each month. If CW and Rose are saying these are not pressure walls, then they have hit rock bottom as far as honesty and ethics are concerned and they are just LIARS. Repeat LIARS.

Here's the BEST PART: our lease renewal rent is HIGHER than new tenants for same apartment , same location. ON THEIR website (stuytown pcv rentals) they are quoting LOWER rates for same apartment, same location. Now if that's not a slap in the face.............

>>We see pressure wall company vans all over the property at the end of/beginning of each month.<<

I've seen them, too. Next time, I've promised to take a photo if I have my camera with me or have time to get it. If anyone else can get a photo of such a van on ST/PCV property, please send it to me at: stuytownreporter@gmail.com

>>Here's the BEST PART: our lease renewal rent is HIGHER than new tenants for same apartment , same location. ON THEIR website (stuytown pcv rentals) they are quoting LOWER rates for same apartment, same location. Now if that's not a slap in the face.<<

I agree that sucks bigtime. I'd guess the lower rate is to draw people in, the higher, renewal one, to see how much they can get for the same place.

It's a term of art, meaning, it's not commercial real estate, but rather a seasonal event. In Chicago, that's how farmers markets are classified, indeed, the markets were regulated by the Mayor's Office of Special Events. So it very well could be here as well. So the zoning rules don't really apply to these types of events.

Hall of Shame Award to CWCapital from Stuy Town And Peter Cooper Village Tenants

Awarded for the Roberts Settlement Massacre, in which many tenants received mid-lease rent increases from hundreds to over a thousand dollars, compelling tenants to examine the need to move out with their families at short notice. Doubly awarded for the Oval Park Massacre, in which healthy trees were cut down and plantings viciously uprooted to make way for an institutionalized look of order.

Thinking of Renting in PCVST?

Read Yelp reviews to find out what it's like living here. Please note: As of May 16, there is a suspicius intrusion of what appear to be positive reviews appearing on the PCVST Yelp page that are sourced from a "rewards program" set up by the landlord.

The Other Yelp Reviews

Yelp can be tricky and bounce reviews for a variety of reasons, like being a member and posting just one review. Very often, however, these reviews hold important truths about what's being reviewed. READ THESE TOO.

Banned Dog Breeds in Stuy Town

Cute rottweiler. But... looks like there is some difficulty in enforcing the ban on certain dog breeds allowed inside Stuy Town/Peter Cooper Village. Somehow pitbulls and pitbull mixes have been registered in STPCV and are allowed to be freely walked about the grounds! Another fail of enforcing the rules around here? You decide!

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Stuyvesant Town Newsreel

Read it and Weep

Current Value of ST/PCV

Was 5.4 Billion Dollars when Tishman Speyer bought the place.Became 1.7 Billion Dollars when Tishman Speyer left, with their tail between their legs.Current estimate? Over 2 Billion?

Ex-landlord

Rob Speyer

1947 Stuy Town Plaque Honoring Met Life Chairman F.H. Ecker (Removed in 2002 and never seen again)

"... who with the vision of experience and the energy of youth conceived and brought into being this project, and others like it, that families of moderate means might live in health, comfort and dignity in park-like communities and that a pattern might be set of private enterprise productively devoted to public service."

Co-op/Condo Conversions

Non-Eviction Conversion:
Requires commitment from purchasers for 15% of the apartments. Both rent regulated and market rate tenants are given the opportunity to purchase. Rent regulated tenants cannot be evicted because they choose not to buy. However, the owner is not required to offer a lease renewal to market-rate tenants.
Eviction Conversion:
Requires written commitment from 51% of the tenants in occupancy. All tenants are given the opportunity to purchase. Those who choose not to can be evicted. For rent stabilized tenants who choose not to purchase, they can be evicted within 3 years after the plan is declared effective. However, rent stabilized tenants who are disabled or senior citizens are exempt from eviction. Market rate tenants can be evicted at the end of their lease. Less likely conversion tactic. [The TA insists that any plan they support will be non-eviction.]

I am writing on behalf of everyone at Tishman Speyer to express how honored we are to become part of your outstanding community. We are a business with deep roots in New York, a true love of our city and a great respect for the neighborhoods that make it special. We are committed to maintaining the unique character and environment that have made Peter Cooper Village and Stuyvesant Town such a wonderful place to live for so long. We look forward to providing you an extraordinary level of service and attentiveness that will be the source of pride and satisfaction for the entire community.

Neighborhood Recommendations

New to Stuy Town/Peter Cooper Village? Here are some basic recommendations.

Best supermarket: Associated on 14th St. between 1st Ave. and Ave A. The cheapest prices, fantastic weekly sales, very affordable lunches; solid, responsive management. Some of the young female cashiers have attitude to spare, though. May be too far for Peter Cooper residents.

Best deli: A Stuy Town favorite is Lenz's on 20 St. between the 20 St. Loop. The way New York used to be. Be careful of unwanted "pepper" in your food, however. Lenz's has a B grade rating and was temporarily closed down due to an order from the Health Department. Bruno's on First Avenue is more upscale, with a greater selection of food items (higher-priced, too), but was closed down by the Health Department in June.

Best post office: Forget it! The post office on 14th St. is generally a nightmare, with long lines and, now, even shorter hours.

Disappointments:

The Stuy Town Starbucks on First Ave. is not very cozy, and the music in the morning is too loud and uptempo. Gently awaken the souls off to work....

More recommendations to come!

Macular Degeneration Support Group

If you are currently diagnosed with Macular Degeneration, the New York Eye & Ear Infirmary is offering a support group for you. Conveniently located next to the Peter Cooper Village Stuyvesant Town apartment complex, our group offers the opportunity to share stories with other members, listen to expert guest speakers, and learn coping strategies to reduce stress. Our group runs on the first Wednesday of every month and we would enjoy seeing you there.
Please contact Baptiste Nicolas, Social Work Assistant at 212-979-4105 for further information and to see if this group is right for you!